Residential Infill Development

October 2002. 2002. October

and Boroughs through Elimination of Barriers to Development, to Barriers of Elimination through Boroughs and

10,000 Friends of Pennsylvania, Revitalizing Our Small Cities Small Our Revitalizing Pennsylvania, of Friends 10,000

e:www.dvrpc.org Web: Residential Development, 2003. 2003. Development, Residential

mi:[email protected] Email: Urban Land Institute, The New Shape of Suburbia: Trends in Trends Suburbia: of Shape New The Institute, Land Urban

ietPoe 215-238-2830 Phone: Direct

Land Institute, 2002. Institute, Land Staff contact: Karen Cilurso, Regional Planner Regional Cilurso, Karen contact: Staff

Schuman, Diane, Developing Successful Infill Housing, Urban Housing, Infill Successful Developing Diane, Schuman,

Philadelphia, PA 19106-2582 PA Philadelphia,

Vol. 1, No.1, Fall 1994. Fall No.1, 1, Vol.

111 South Independence Mall East Mall Independence South 111

Sargent, Tom, Infill in the Marketplace: Alternatives to Sprawl, to Alternatives Marketplace: the in Infill Tom, Sargent,

The Bourse Building, 8th Floor 8th Building, Bourse The

Delaware Valley Regional Planning Commission Planning Regional Valley Delaware

Development, April 2001. 2001. April Development,

Northeast-Midwest Institute, Strategies for Successful Infill Successful for Strategies Institute, Northeast-Midwest

Commission.

communication and public awareness of regional issues and the and issues regional of awareness public and communication Handbook for New Jersey Communities, June 1994. June Communities, Jersey New for Handbook

practices public outreach efforts to promote two-way promote to efforts outreach public practices New Jersey Transit. Planning for Transit-Friendly Land Use: A Use: Land Transit-Friendly for Planning Transit. Jersey New

determines and meets the needs of the private sector; and sector; private the of needs the meets and determines

New Jersey Office of Smart Growth, www.state.nj.us/dca. Growth, Smart of Office Jersey New constituents to forge a consensus on diverse regional issues; regional diverse on consensus a forge to constituents

and local governments; fosters cooperation among various among cooperation fosters governments; local and

July 2001. July

that respond to the requests and demands of member state member of demands and requests the to respond that

Housing and Regional Vision, National Neighborhood Coalition, Neighborhood National Vision, Regional and Housing

technical assistance and services; conducts high priority studies priority high conducts services; and assistance technical

Kalinosky, Leah, Smart Growth for Neighborhoods: Affordable Neighborhoods: for Growth Smart Leah, Kalinosky,

Gloucester and Mercer counties in New Jersey. DVRPC provides DVRPC Jersey. New in counties Mercer and Gloucester

Philadelphia, in Pennsylvania; and Burlington, Camden, Burlington, and Pennsylvania; in Philadelphia,

Tool #1: Transit-Oriented Development (TOD), August 2002. 2002. August (TOD), Development Transit-Oriented #1: Tool

Delaware, and Montgomery counties, as well as the City of City the as well as counties, Montgomery and Delaware, Delaware Valley Regional Planning Commission, Implementation Commission, Planning Regional Valley Delaware

the Delaware Valley region. The region includes Bucks, Chester, Bucks, includes region The region. Valley Delaware the

coordinated planning to shape a vision for the future growth of growth future the for vision a shape to planning coordinated Quality Growth Toolkit. www.atlreg.com Toolkit. Growth Quality

Atlanta Regional Commission, Infill Development Strategies: Development Infill Commission, Regional Atlanta intercity agency that provides continuing, comprehensive and comprehensive continuing, provides that agency intercity

is an interstate, intercounty and intercounty interstate, an is (DVRPC) Commission

SOURCES Delaware Valley Regional Planning Regional Valley Delaware the 1965, in Created

OUTREACH DEVELOPMENT

GROWTH

AWARENESS

VISION

MUNICIPAL IMPLEMENTATION TOOL #4:

RESIDENTIAL INFILL DEVELOPMENT

Delaware Valley Regional Planning Commission

NOVEMBER 2003 WHAT IS RESIDENTIAL INFILL DEVELOPMENT? 1

Infill development is the recycling of vacant or underutilized transportation vision for the region's growth and lands within cities and suburbs. Virtually every community development through the Year 2025, and specifically seeks to has these types of properties, ranging from single, isolated encourage core city revitalization, stabilization of older parcels to surface parking lots to abandoned shopping malls. townships and boroughs, growth management in growing Infill development is a smart growth tool that tries to bridge suburbs, and preservation of rural communities and natural "gaps" in neighborhoods and communities, while playing an areas. In Pennsylvania and New Jersey, townships, boroughs, important role in community revitalization and land and cities have the primary authority and responsibility to conservation, by better utilizing existing infrastructure, implement these policies. This series of brochures introduces increasing walkability and safety, and creating a sense of local officials and citizens to planning tools that may be place. A majority of the infill that is taking place is useful in their communities and provides introductory residential, due to market demand. Integrating residential information. infill development into an existing community can be the catalyst for further retail and commercial development. At Various sources are available to provide additional the same time, infill development should be done sensitively information on residential infill development. This brochure to avoid dramatic changes in community character, density, provides a national perspective on residential infill intensity, and design development strategies. DVRPC has published several reports on residential infill development approaches to Why Does DVRPC Care about Infill Development? support revitalization and mixed-use development strategies in the region. Interested readers are encouraged to consult This brochure is part of a series being published by the the sources listed on pages 10 and 11 for more details on Delaware Valley Regional Planning Commission (DVRPC) in the topics summarized in this brochure. support of the region's adopted long-range plan, Horizons 2025. The Plan provides an integrated land use and

ADDITIONAL RESOURCES 10

Smart Growth Gateway Governor's Center for Local Government Services This website is a one-stop resource for NJ government The Governor's Center provides a range of technical and officials, community groups and citizens where information financial assistance to Pennsylvania local government. can be accessed about sustainable development, smart Located in Harrisburg, the Center is responsible for land use growth and environmental issues related to sprawl. For planning technical assistance. For more information, visit more information, visit www.smartgrowthgateway.org www.inventpa.com or call the Southeastern Regional office at 1.215.560.2374. NJ Future (NJF) NJ Future is a non-profit organization working to promote 10,000 Friends of Pennsylvania smarter land use to improve the quality of life for New 10,000 Friends of Pennsylvania is an alliance of various Jersey residents. NJF promotes sustainable development, organizations and individuals working to promote sound land recognizing the balance of economic, environmental, and use policies and planning in Pennsylvania in order to reduce social goals to enhance the quality of life in communities sprawl and its negative impacts. For more information, visit throughout New Jersey. For more information, visit www.10000friends.org or call 1.877.568.2225. www.njfuture.org or call 1.609.393.0008. Association for the New Urbanism in Pennsylvania American Planning Association (APA) The Association works to promote the adoption of The APA is the leading organization for planners across the comprehensive plans and zoning ordinances in support of nation. They publish several periodicals each month to keep Traditional Neighborhood Development and to educate the planners and other professionals up to date with new trends public about the benefits of this type of development. For in the planning field. For more information, visit more information, visit www.anupa.org or call www.planning.org or call 1.312.431.9100. 1.717.295.3632. INTEGRATING RESIDENTIAL INFILL DEVELOPMENT INTO THE COMPREHENSIVE PLAN 9

COMPREHENSIVE PLAN USEFUL INFORMATION SUPPORTIVE POLICIES

Demographics · Existing Population · Encourage mixed-income neighborhoods in our · Forecasted Population community

Economic Development · Existing Employment · Retain existing employers · Forecasted Employment · Market new employers by emphasizing quality of · Analysis of current skill level of labor pool life factors

Natural Resources · Maps of extreme slopes, soils, floodplains, · Protect sensitive area and open space wetlands and other unsuitable land · Encourage cluster development · Maps of green space and bodies of water

Community Facilities · Current capacity of schools, libraries, public Maintain current facilities while planning for future transportation, and infrastructure · population and transportation needs · Capital Improvement Program (CIP)

Housing · Current Housing Stock · Encourage mixed-income housing developments · Fair Share Allocation (NJ) · Encourage new housing near public transit

Land Use · Maps of Current land use · Encourage higher density development around · Maps of Future land use transit and existing areas of retail

· Encourage development in areas of existing road Transportation · Circulation Maps infrastructure and transit · Maps of Future Transportation Improvements · Encourage alternative modes of transportation

BENEFITS OF RESIDENTIAL INFILL DEVELOPMENT 2

Residential infill development is a smart growth tool that can enhance the quality of life for a community by:

· Allowing for more efficient use of the land and infrastructure by re-absorbing growth back into existing communities

· Enhancing the community character through streetscapes and design elements

· Meeting the residential, commercial, retail, and economic needs of communities

· Introducing new housing types and designs into a community

· Increasing property values by creating or reinforcing a sense of place for its residents

· Enhancing the walkability of a community by replacing Varied housing types with different designs create a sense of place while vacant sites with uses accessible without driving. allowing for efficient use of the land. · Conserving open space and natural resources on the edge of the region WHAT ARE THE CHALLENGES TO RESIDENTIAL INFILL DEVELOPMENT? 3

The challenges associated with residential infill differ with developments. In addition, many infill sites often have higher each project. Listed below are common barriers found in the development costs related to environmental issues and process that communities can anticipate and prepare for. permitting. In many cases, the funding comes from various public and private sources, making it difficult to rely on Land Availability or Readiness. Sites chosen for available cash flow. residential infill development were either skipped over during the first round of development, are too expensive because Regulatory Issues. Many suburban communities zone for they have physical constraints, or require environmental lower densities. Building residential infill housing in some cleanup. These constraints become problematic during the communities may require re-zoning. Building codes may also infill process. In addition, developers are often not aware of be unrealistic for this type of development. all available land within communities. Community Acceptance. Many community members may Quality of Infrastructure. Often in older communities, relate higher densities to an increase in traffic, pollution, the infrastructure is aging, under-maintained, and is in need noise, and crime. In addition, community members often of repair. This can apply to the streets, sidewalks, water and have a different perspective of the area than that of the sewer pipes, or even the transit network. In addition, many developer. municipalities have new codes that require developers to make improvements to these systems that will not be Marketing the New Development. Analyzing how a new consistent with the higher density, more compact feel of infill residential development will sell is difficult to measure in development. neighborhoods where no new residential development has occurred in recent years. It is often difficult to market new Available Financing. Residential infill is an innovative housing that costs higher than the existing residential units concept for many financial institutions, and securing funding in the surrounding community. can be more time consuming than financing for traditional

TARGET AREAS FOR RESIDENTIAL INFILL DEVELOPMENT 8

Surface parking, underutilized lots

Vacant lots

The downtown area of Norristown, Pennsylvania is a prime example of where residential infill development should be targeted. There is an existing transit center, highway access, existing employment, retail and commercial businesses, and vacant or underutilized lots in the area within walking distance of the transit center. Higher density housing could allow for retail on the first floor with residential uses above. LINKING RESIDENTIAL INFILL AND TRANSIT 7

Residential infill is most successful when built with a mix of Communities can link infill residential development with uses, high density, walkable streets, and transit accessibility. transit by: While many suburban areas have the transit infrastructure in place, park-n-ride lots that try to attract commuters from · Working with officials from the transit agency, county, and further distances dominate the landscape. By placing state to provide a list of available sites near transit residential infill, instead of large parking facilities, near stations. transit stations, the chances of people using the transit · Designating certain sites in your community near transit network are greater because there is less of a need for a stations and rezone them for mixed-income residential vehicle due to the higher density, walkability of the and higher densities. community. · Creating design criteria for infill developments that shares Residential infill developments designed for pedestrians will the same characteristics as the surrounding neighborhood. encourage alternative modes of transportation for daily activities such as work, school, shopping, or recreation. In · Establishing a faster more efficient approval process for addition, children and the elderly are able to have more residential infill development near transit stations. independence and not rely on the car as much. Because there will be less car trips, there is less noise and pollution · Investigating federal and state grant programs, subsidies, as well as a lower demand for roads and parking lots to or loans for infill development near transit stations. accommodate cars.

RESIDENTIAL INFILL IN THE DELAWARE VALLEY REGION 4

Lantern Hill, Doylestown Borough, Bucks County Carpenter Square, Gloucester City, New Jersey

Lantern Hill is a residential infill development located in Carpenter Square is an age-restricted residential infill Doylestown Borough. While this borough is predominately development in Gloucester City, NJ. This facility plays an built out, 117 units were built on this small parcel to create a important role for the community in trying to retain its dense, walkable neighborhood. The developer worked closely elderly population. Carpenter Square provides an urban with the Borough to create a neighborhood that kept with setting with access to medical facilities, shopping, and the architectural integrity of the surrounding neighborhood recreation. This development gives seniors the option of but allowed for housing options through various materials, staying in an urban area instead of moving out to more colors, and changing roof designs. For more information, suburban locations that rely on the car for transportation. visit www.gjdonovan.com. For more information, visit www.michaelsdevelopmentcompany.com WAYS TO PREPARE YOUR COMMUNITY FOR RESIDENTIAL INFILL DEVELOPMENT 5

· Reach out to the community and identify the stakeholders: · Provide the legal framework for residential infill development property owners, developers, community groups, and through the local zoning ordinance. Establish areas within government officials. Because different groups will raise the community that can accommodate reduced lot and different concerns such as increased traffic congestion or dwelling sizes and increased density to accommodate the "public housing" stigmas, educate them about various type of quality and design variations needed for various types of residential infill development. Involve the public housing types. Create zones for mixed-use development through each stage of development. near transit that include residential components.

· Conduct an analysis of existing vacant or underutilized · Reach out to local financial institutions to lay the groundwork sites within your community. Examine the sites in relation for financing options for developers. This type of to the surrounding land use, existing infrastructure, and development can be "risky". This will act as an incentive zoning. With this information, establish a "land bank" for for developers by having needed financing in place. use by the community to market to interested developers. · Test the market by inviting realtors and developers to your · Incorporate residential infill and mixed-income community to discuss the demand for higher density housing. development into your local comprehensive plan. This will Discuss what types of marketing are necessary to attract provide the policies needed to support this type of buyers, what types of accessory uses may be feasible, and development such as flexible lot sizes, impact fee waivers what are realistic affordable market housing rates. or permit streamlining.

BEFORE AND AFTER-GLOUCESTER CITY, NEW JERSEY 6

This "before" photograph of King Street in Gloucester City shows row This "after" photograph shows infill housing on the asphalt parking lot site homes with a large asphalt parking lot near the Delaware River with an adjacent park. Since parking is a problem for this community, a waterfront. This is not an optimal use for this residential neighborhood. garage is provided on the first two floors of the building. New higher The retail and commercial corridor of this community is walkable from density residential units have been constructed. Notice that they this location. This street provides spectacular views of the Walt Whitman complement the architectural element and size of the existing homes. A Bridge and the Philadelphia skyline. bike lane has also been added to provide recreation near the waterfront.

(photos provided by Brown and Keener Design) WAYS TO PREPARE YOUR COMMUNITY FOR RESIDENTIAL INFILL DEVELOPMENT 5

BEFORE AND AFTER-GLOUCESTER CITY, NEW JERSEY 6

(photos provided by Brown and Keener Design) LINKING RESIDENTIAL INFILL AND TRANSIT 7

RESIDENTIAL INFILL IN THE DELAWARE VALLEY REGION 4

Lantern Hill, Doylestown Borough, Bucks County Carpenter Square, Gloucester City, New Jersey

Lantern Hill is a residential infill development located in Carpenter Square is an age-restricted residential infill Doylestown Borough. While this borough is predominately development in Gloucester City, NJ. This facility plays an built out, 117 units were built on this small parcel to create a important role for the community in trying to retain its dense, walkable neighborhood. The developer worked closely elderly population. Carpenter Square provides an urban with the Borough to create a neighborhood that kept with setting with access to medical facilities, shopping, and the architectural integrity of the surrounding neighborhood recreation. This development gives seniors the option of but allowed for housing options through various materials, staying in an urban area instead of moving out to more colors, and changing roof designs. For more information, suburban locations that rely on the car for transportation. visit www.gjdonovan.com. For more information, visit www.michaelsdevelopmentcompany.com WHAT ARE THE CHALLENGES TO RESIDENTIAL INFILL DEVELOPMENT? 3